5987 Tennessee 104 · Dyersburg, TN 38024

$124,000

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 96 Days on market

Built 1960 9,450 sqft lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Solid turn-key income-producing property located at 5987 E Hwy 104, Dyersburg, TN currently renting for $1,300 per month. This single-family home offers steady cash flow with strong rental demand and convenient access to local amenities and major routes. A great opportunity for investors looking to expand their rental portfolio. Can be purchased with other properties for an even better deal!

Key facts

• Strong rental demand
• Steady cash flow
• 9,450 sq ft lot

Tags

• STEADY CASH FLOW
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $124k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#177 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Dyer County (rural): math 40% / reading 38% proficiency, ranked #16 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Newbern Elementary School (math 39% / reading 33%, grade F, #305 of 952 statewide, top 32%, 561 students, 0% FRL); Northview Middle School (math 40% / reading 32%, grade F, #60 of 333 statewide, top 19%, 413 students, 0% FRL); Dyer County High School (math 21% / reading 48%, grade F, #41 of 332 statewide, top 15%, 1,070 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 66 active listings in the ZIP; 74 units permitted in Dyer County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dyer County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $124k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.98×
• Total profit: $-859
• Equity at exit: $18,489

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,893
• Equity at exit: $10,721

Cash invested: $34,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 38024

• Home prices YoY: -28.5%
• Active inventory: 66
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $303

Break-even live

Break-even rent $950

Max offer price $124,000

Occupancy floor 72%

Sensitivity live

Price	-10% $373	-5% $338	+0% $303	+5% $268	+10% $233
Rent	-10% $197	-5% $250	+0% $303	+5% $355	+10% $408
Rate	-1.0pp $365	-0.5pp $334	base $303	+0.5pp $271	+1.0pp $238

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-16
   status Pending
2. 2026-04-15
   price $124,000
3. 2026-03-07
   price $126,000
4. 2026-01-10
   listed $129,000 Active
5. 2025-09-04
   price $499,000
6. 2025-07-12
   price $550,000
7. 2025-06-18
   price $599,999
8. 2025-06-13
   price $629,999
9. 2025-06-03
   price $640,000
10. 2021-06-09
    soldstatus $49,500
11. 2010-11-08
    soldstatus $109,000
12. 2007-10-17
    soldstatus $70,000
13. 2007-04-30
    soldstatus $52,500
14. 1985-07-31
    soldstatus $27,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $583 · $49/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$297/yr (+$25/mo · 51.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,998
• − Mortgage interest: −$6,946
• − Property taxes: −$583
• − Insurance: −$620
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,607
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,229/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dyer County
• NCES district ID: 4701050
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $44,865
• Composite: 33.19/100
• National rank: #5536
• State rank: #16 of 139 in TN

Livability — Dyersburg

• Score: 64/100
• State rank: #177
• US rank: #14658

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dyer County · 25,952 people
• City population: 25,952
• Metro: Dyersburg, TN
• Population (ZIP): 25,952
• Household income: $57,061
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 939.0

Population outlook (Dyer County) Hauer SSP2

• Today (2025): 36,770 people
• By 2030: 35,863 · -2.5%
• By 2040: 33,989 · -7.6%
• By 2050: 32,124 · -12.6%
• By 2075: 28,702 · -21.9%
• By 2100: 25,745 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 19% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Dyer

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.7pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.1 2016: R+55.4 2012: R+44.7 2008: R+37.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.52%
• Current HPI: 162.1695
• Rent YoY: —
• Metro: Dyersburg, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+350.9% since first listed

14 events — show timeline

• 2026-04-16 Pending — CWTAR
• 2026-04-15 Price Changed $124,000 CWTAR
• 2026-03-07 Price Changed $126,000 CWTAR
• 2026-01-10 Listed $129,000 CWTAR
• 2025-09-04 Price Changed $499,000 CWTAR
• 2025-07-12 Price Changed $550,000 CWTAR
• 2025-06-18 Price Changed $599,999 CWTAR
• 2025-06-13 Price Changed $629,999 CWTAR
• 2025-06-03 Price Changed $640,000 CWTAR
• 2021-06-09 Sold (Public Records) $49,500 Public Records
• 2010-11-08 Sold (Public Records) $109,000 Public Records
• 2007-10-17 Sold (Public Records) $70,000 Public Records
• 2007-04-30 Sold (Public Records) $52,500 Public Records
• 1985-07-31 Sold (Public Records) $27,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $583 · -13.2% YoY. Source: county tax records.